What's Actually a Big Deal vs. Normal Wear on Your Home Inspection Report
- Erik Hodge
- Jan 7
- 3 min read
A Home Buyer's Guide from HHI Home Inspections
You're About to Get Your Home Inspection Report.
Here's What Actually Matters.
Every home inspection report contains findings. That's normal. What matters is knowing which findings require immediate attention and which are just part of owning a home.
After thousands of inspections in Metro Detroit, here's how I help buyers separate the signal from the noise.
🚨 These ARE a Big Deal (Address Before Closing)
Structural & Safety Issues
Active foundation movement - Not hairline cracks (those are normal), but significant shifting, bowing, or wide cracks
Electrical hazards - Exposed wiring, overheated panels, aluminum wiring without proper connections
Major roof failures - Active leaks, significant damage, or roofs at end of life (not just "old")
Water intrusion evidence - Current leaks, mold growth, rotted framing
HVAC system failure - Systems that don't function, not just systems that are older
Safety hazards - Missing railings, trip hazards, carbon monoxide risks
Why these matter: These affect your safety, insurability, or will cost thousands immediately.
What to do: Request repairs, credits, or negotiate before closing. These shouldn't wait.
✅ These Are Normal Wear (Plan & Budget, Don't Panic)
Expected Age-Related Items
Hairline foundation cracks - In Metro Detroit's clay soil, minor settling cracks are completely normal
Older but functioning systems - A 15-year-old furnace that works well still has years left
Cosmetic issues - Worn carpet, dated fixtures, minor paint issues
Minor drainage issues - Gutters that need cleaning, downspouts that need extension
Deferred maintenance - Caulking that needs refresh, filters that need changing
Why I note them: You deserve to know what you're buying and what to budget for. But these don't require immediate action.
What to do: Create a maintenance plan. Budget for eventual replacement. Don't let these kill your deal.
🔍 The Gray Area (Let's Talk Through It)
Some findings need context:
Older Roof (15-20 years)
Big deal if: Curling shingles, missing granules, active leaks, failed flashing
Normal wear if: Older but intact, no leaks, functional for now
My recommendation: Budget for replacement in 1-5 years, but don't necessarily demand immediate replacement
Galvanized Plumbing
Big deal if: Restricted flow, visible corrosion, leaks
Normal wear if: Functional with good pressure
My recommendation: Plan to replace over time, start saving now
Ungrounded Outlets
Big deal if: No GFCI protection in bathrooms/kitchens (safety issue)
Normal wear if: Common in older homes, can be upgraded gradually
My recommendation: Prioritize GFCI in wet areas, upgrade others over time
Original Electrical Panel
Big deal if: Federal Pacific or Zinsco brands (fire hazard), or showing signs of failure
Normal wear if: Functioning safely, just older
My recommendation: Budget for eventual upgrade, especially if planning major electrical work
💡 How to Use Your Home Inspection Report
After You Receive the Report:
✓ Separate findings into three categories: Safety/Immediate, Plan For, and Cosmetic
✓ Focus negotiations on safety and major system issues
✓ Create a 1-year, 5-year, and 10-year maintenance plan for everything else
✓ Remember: Every home has issues. Even new construction gets inspection findings
Questions to Ask Yourself:
Does this affect my safety or ability to insure the home?
Is this something I can fix/address over time?
Knowing what I know now, do I still want this house?
🏡 The Bottom Line
A home inspection protects you - it doesn't have to scare you.
Your goal isn't to find the perfect house (it doesn't exist). Your goal is to know exactly what you're buying so you can:
Make an informed decision
Negotiate fairly
Plan your budget
Maintain your investment
I've inspected thousands of homes. Every single one had findings. The best buyers are the ones who use the inspection to understand their home, not to find reasons to walk away.
Questions About Your Inspection Findings?
Let's connect:
📞 248-388-4783
This guide is for educational purposes. Every home and situation is unique. During your inspection, I'll explain findings specific to your property and help you understand what matters most.